Kingsgate Lane, Wittersham, Kent TN30 7NS

ROOMS The Barn: Reception hall, Shower / cloakroom, Living room, Sitting room, Open plan kitchen and dining room, Utility / boot room, 530 sq. ft Loggia with covered outdoor sitting and dining areas, Galleried landing, Three double bedrooms, Family bathroom.
Barn style annexe building: Double garage, Studio hall, Two double bedrooms and a shower room. Oil central heating. Fully double glazed. EPC rating E
The Land: Formal garden, orchard and meadow of approaching 3 acres in total
 

LOCATION Spectacularly situated towards the end of the shared private half a mile long Kingsgate Lane, in a group of five detached properties spread over approximately 10 acres, The Old Barn is set in the High Weald Area of Outstanding Natural Beauty on the on the rural outskirts of the village of Wittersham. Local facilities include a village stores, primary school, community market and the parish church of St Mary's, along with cricket, tennis and sports clubs. Within 4 miles is Peasmarsh village which offers Jempsons, an independent supermarket, and the market town of Tenterden is about 5 miles inland offering a wide range of facilities including Waitrose and Tesco supermarkets, quality shops, bank, public houses and restaurants. To the south, is the Ancient Town and Cinque Port of Rye (7 miles) renowned for its historical associations and fine period architecture. Ashford International Station (16 miles) provides a high-speed service to Stratford and London St Pancras (37 minutes). Headcorn station (12 miles) provides a commuter service into London Bridge, Waterloo East and Charing Cross in just under one hour. There are excellent schools in the area including Benenden School, Marlborough House, Sutton Valence, St Ronan's and Dulwich Prep School together with Highworth and Norton Knatchbull grammar schools and a number of well-regarded state schools at all age levels.  

THE BARN A detached timber framed Kentish barn, converted to residential use in 1986, which combined with the Annexe provides five bedrooms, one family bathroom and two shower rooms. The Barn, is a black weatherboard clad with oak window frames and oak internal and external doors beneath a Kent peg tiled roof featuring a cat's slide to the rear over an open 530 sq. ft loggia/verandah with an old brick floor, which runs across the back of the house and provides a covered outdoor eating and sitting area. The interior is a mix of traditional and contemporary with white walls, exposed beams, flamed brushed granite flooring downstairs and white contemporary kitchen cabinets. The original planning permission was granted at a time when there were fewer constraints on modifying agricultural buildings. There are four pairs of oak framed glass double doors on the ground floor leading onto the loggia and the garden, which create a lighter airy interior than is often the norm.

On the ground floor, there is a double height reception hall with a turned staircase to the first floor and a shower/cloakroom with a rain shower and close coupled wc. The well-proportioned, triple aspect living room has a pair of glazed double doors to the loggia and garden and a fireplace with a fitted wood burning stove. The adjacent sitting room also has double doors opening to the loggia.

The open plan, double aspect kitchen and dining room, which has double doors to the loggia, is fitted with a range of handless base cabinets comprising cupboards and drawers beneath work surfaces with an undermounted sink, two built-in Bosch ovens, an inset hob, two undercounter fridges and a freezer. Adjoining is a utility / boot room with a stable door to outside, a continuation of the kitchen work surface with base cupboards and an undermounted sink with mixer tap.

On the first floor, there is a galleried landing, three double bedrooms with vaulted ceilings and exposed timber framing, together with under eaves storage and a family bathroom with contemporary white fitments comprising a close coupled wc, a freestanding bath and twin wash basins.
 

THE ANNEXE Permission was granted in 2003 to build the annexe in the garden in the style of a traditional barn with black weatherboarding. The design provided "duplex" accommodation comprising a ground floor hall reception / studio and a first floor, served by an internal staircase, with a galleried landing, two double bedrooms, one of which has a balcony, under eaves storgae and a w.c./shower room.

The two garages and equipment store which take up the remainder of the ground floor are accessed by a pair of double garage doors which open onto a separate parking area with its own access to Kingsgate Lane.
 

THE LAND The property with the Barn, which is approximately three acres is bisected by the end of Kingsgate Lane which continue on to serve the last house in the lane: Kingsgate House.

The Barn, Annexe and formal garden sit in approximately half an acre to the South of the lane, with the small orchard and the meadow situated to the North across the lane. The formal garden, which has a greenhouse/potting shed is laid out with lawn, interspersed with a paved seating area, eight flower beds, and is enclosed by hedging and stock proof fencing. The views to the South are to pastures and hilly woodlands, to the East down across the surrounding farmlands towards Reading Street and beyond.

On the North side of the lane the small orchard, which has five apple trees, a pair tree and a plumb tree runs into the meadow. The meadow which has been always been routinely mowed, is enclosed on three sides by hedging and stock proof fencing has, a small plantation of around forty trees on the Western side. It is also the home to a rabbit proofed cutting garden. There are unspoiled views from the meadow to the North to Smallhythe and to the West across agricultural land to Rolvenden in the far distance
 

FURTHER INFORMATION Tenure: Freehold.
Local Authority: Ashford Borough Council. Council Tax Band G
Services: Mains electricity. Shared un-metered water supply. Oil central heating. Bio plant wastewater treatment plant.
Predicted mobile phone coverage: 02
Broadband speed: Fibre broadband 900Mbps available. Source Ofcom
Flood risk summary: Very low risk. Source GOV.UK